The 14-Day Evidence Rule for Bond Claims in Queensland

Since 30 September 2024, Queensland landlords who make a bond deduction claim or dispute a tenant's bond refund claim must deliver supporting evidence to the tenant within 14 calendar days. This is not optional guidance from the RTA — it is a statutory offence under Section 136AA of the RTRA Act, and the transitional period for older bonds expired on 30 September 2025. Every bond in Queensland is now covered.

The rule catches landlords who file a bond claim and then scramble to gather evidence after the fact. If you are not ready with your documentation before the tenancy ends, the 14-day clock becomes a real problem.

What the Rule Requires

When you lodge a bond claim (or dispute a tenant's refund claim), you must deliver itemised supporting evidence directly to the tenant within 14 calendar days of submission. The clock starts on the date you lodge the Form 4 or file your dispute response — not the date the tenancy ends.

"Directly to the tenant" means the evidence goes to the tenant themselves, not just to the RTA. Use a delivery method permitted for the tenancy and keep proof of delivery in case the tenant claims they never received it.

What Counts as Supporting Evidence

The RTA and QCAT adjudicators expect a complete evidence package. At minimum, that means:

Entry condition report (Form 1a). The baseline. This shows the property's state when the tenant moved in, including any pre-existing marks, wear, or damage you noted at the time.

Exit condition report (Form 14a). The tenant completes this at move-out; you inspect within three business days and complete your section. This documents the property's state at handover.

Date-stamped photographs. The strongest evidence. Entry photos and exit photos, taken in the same locations, showing the same surfaces and fixtures.

Itemised repair quotes or invoices. One or more written quotes from tradespeople for each item you are claiming. If the work is already done, include the paid invoice. Each item should be separately priced — a single lump-sum "repairs" invoice is harder to defend.

Depreciation calculations. For any item that is not new, you must show the asset's age, its estimated useful life, and the depreciated value you are claiming. Claiming full replacement cost for a seven-year-old carpet is betterment and will be disallowed.

Rent ledger. If you are claiming unpaid rent, include a complete payment history showing dates, amounts, and the outstanding balance.

Water and utility records. If claiming water charges, include council water bills, meter readings, and proof that the property meets water efficiency requirements (a condition for passing water charges to the tenant).

How to Organise Your Evidence

The 14-day window does not leave time to gather evidence from scratch. Build the file progressively throughout the tenancy:

At entry: Complete Form 1a with detailed room-by-room notes. Photograph every surface, fixture, and appliance — close-ups of carpet, walls, benchtops, blinds, and bathroom tiles. Store these with the date visible in the file metadata.

At each routine inspection: Photograph the same areas. Queensland allows inspections every three months — each one builds your evidence timeline.

At exit: Complete your section of Form 14a within three business days of receiving the tenant's completed form. Take exit photographs matching your entry set. Get repair quotes for any damage you intend to claim.

Before lodging your claim: Assemble the entry report, exit report, matched photographs, quotes, depreciation calculations, and rent ledger into a single package. Deliver it to the tenant on the same day you lodge the Form 4, or within 24 hours — do not wait until day 13.

Consequences of Non-Compliance

Failing to deliver evidence within 14 days is an offence under Section 136AA. The RTA Investigations Unit can pursue regulatory action, and at QCAT a missing evidence package undermines your entire claim.

Even if you eventually produce the evidence late, the statutory breach has occurred. Voluntary late compliance reduces enforcement severity but does not erase the offence.

More practically, a tenant who receives no evidence within 14 days has strong grounds to argue that the claim is baseless — and QCAT adjudicators tend to agree.

The Inspection Photos That Matter Most

Photograph evidence wins or loses more bond disputes than any other factor. A few specifics:

• Carpet: photograph each room from the doorway (overview) and close-up on any stains or damage, with a ruler or coin for scale
• Walls: photograph each wall straight-on, plus close-ups of marks, holes, or scuffs
• Kitchen and bathroom: photograph benchtops, sinks, exhaust fans, grout, and behind the stove
• Exterior: photograph fences, gardens, and driveways if relevant to the tenancy

Keep date-stamped photos with the entry and exit reports so they can be compared as part of the evidence package.

The Queensland Rental Bond Guide includes an evidence-assembly checklist and a 14-day timeline worksheet, built around Section 136AA compliance so nothing gets missed under the deadline.

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